Planning Officer Report

Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of Registered Building 3 Cranstal Cottage, a traditional Manx thatched cottage sited on the eastern side of the A16 Bride to Point of Ayre Road.
2. The surrounding area of Cranstal is characterised by sparsely populated traditional properties and a handful of derelict properties further north from the application site. Bride Cottage is sited just less than 100 metres south west from Cranstal Cottage and is also a traditionally styled Manx thatched cottage.

The Proposal

1. This part retrospective planning application seeks approval for the installation of replacement windows, doors and thatching to dwelling, rebuild the boundary wall and creation of a parking bay.
2. The works that have already been carried out on site include the rebuilding of the boundary wall, the creation of the parking bay and the re-thatching of the roof.
3. Also proposed are the replacement of the front and side elevation windows and the replacement of the front elevation and extension door. The proposed windows and doors are to replicate what already exists.

Planning History

1. The application site has been the subject of two previous planning applications and one current Registered Building consent application that were approved and are considered materially relevant to the assessment of this current planning application given that the application site is a Registered Building:

Application No.:	12/01127/CON
Applicant:	Mr Ian Bearman
Proposal:	Registered Building consent for the installation of replacement windows, doors and thatching to dwelling, rebuild boundary wall and creation of parking bay (partial retrospective) (In association with 12/01126/GB) Registered Building Nos. 3
Site Address:	Cranstal Cottage
Cranstal
Bride
Isle Of Man
IM7 4BP

PA 12/01127/GB: Registered Building consent for the installation of replacement windows, doors and thatching to dwelling, rebuild boundary wall and creation of parking bay (partial retrospective) (In association with 12/01126/GB) Registered Building Nos. 3.

PA 01/00148/GB: Creation of shower room within dwelling and creation of vehicular access and parking area.

PA 97/01593/B: Internal alterations, Cranstal Cottage, Bride.

Planning Policy

1. The application site is not designated for any site specific purpose and lies within an area recognised as an Area of High Landscape or Coastal Value and Scenic Significance.

1. As Cranstal Cottage is Registered Building (RB 03), the content of this application has been considered with particular regard to RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS, POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man in tandem with Environment Policy 32 of the Isle of Man Strategic Plan 2007 (20th June 2007).

Environment Policy 2 which states:

"The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

Environment Policy 32 states:

"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

Environment Policy 34 states:

"In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

1. Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications

The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other

features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building’s entry in the register;

• The building’s setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

"RB/5: Alterations and Extensions"

In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building’s alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building’s special interest as a result of several minor works which may individually seem of little consequence."

Representations

1. Bride Parish Commissioners have no objections to the current planning application.

Assessment

1. The application calls for the roof to be re-thatched. Whilst there are no details on file as to what is intended, the applicant has also made an application for assistance via the Historic Buildings Conservation Scheme at which point, the detail of the repairs materials to be used in the re-thatching of the roof was discussed at length.

1. Those windows currently in place are painted timber casements of fairly recent age and certainly not the original windows to the property. From numerous visits to site, it is clear that the window apertures have been amended, potentially a number of times in the building’s history. The proposed painted timber sliding sash windows utilise the SlimLite system of glazing which enables accurate replication of thin glazing bars in a modern, double glazed unit. In doing so, the proposed windows reintroduce a more historically appropriate design to the property and this aspect of the application is certainly considered an enhancement to the Registered Building.

1. The proposed doors are similarly acceptable. Historically, front doors to Manx cottages are simplistic affairs, and the vertically boarded door proposed is certainly in keeping with the vernacular nature of the cottage and its Registered status. Similarly, the glazed door has a neutral impact as this is currently in place.

1. The boundary wall previously in place was perhaps a little more 'rustic' that the one currently in place and here sought for approval. That proposed utilises the material taken from the existing boundary wall and elsewhere on the site, clearly beach stone and locally fired clay bricks. The boundary walls are a little formal, but do not detrimentally impact upon the character of the Registered Building and are therefore acceptable.

1. Creation of vehicular access and parking area was previously approved under application number 01/00148/GB. The re-building of the boundary wall formalises this area and is considered acceptable.

1. As part of the ongoing repair works, being carried out in conjunction with the input of the Department's Conservation Officer and retained Structural Engineer's, The Morton Partnership, the roof structure has now been repaired and is considered to be able to now carry the weight of the traditional Manx thatch.

1. Whilst detail is scant in this application, ongoing discussions with the property owner, agreed within the application for financial assistance under the Historic Buildings Conservation Scheme stipulate that the roof is to be thatched in Long Wheat Straw in the Manx Tradition, i.e. not pegged thatch. The addition of natural roping woven back and fore across the roof, tied down to the Bwid Suggane is a traditional detail of Manx thatch and is also proposed. This is entirely appropriate and would both preserve the Manx thatching tradition and enhance the Registered Building.

1. In conclusion, the works set out within this application are considered to preserve and enhance the character of the Registered Building and are therefore considered to comply with Environment Policy 32 of the Strategic Plan.

Planning Officers Supplementary Report

1. It is considered that the overall level of development contained within the proposal is relatively modest and would not cause harm to the traditional appearance of Cranstal Cottage or the surrounding area. It is judged that the proposed new boundary wall and parking bay respect the surrounding landscape as well as the dwelling in terms of siting, design and form. Whilst the boundary wall does remove part of the close relationship of the cottage with hedging/vegetation/trees, which is a traditional element of Manx Cottages, there is still an element of this feature remaining.

1. The re-thatching element of this planning application is not regarded to have a detrimental or damaging impact on the appearance of this Registered Building as it will reinstate a traditional element of a thatched Manx Cottage as would the replacement windows. The proposed new front door is judged to be completely in keeping with the traditional design and appearance of a Manx cottage. Similarly, the glazed door has a neutral impact as this is currently in place.

1. Overall it is concluded that the planning application accords to Environment Policy 2, Environment Policy 32 and Environment Policy 34 of the Isle of Man Strategic Plan 2007 and Policy RB/3 and RB/5 of Planning Circular 1/01: POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN.

Recommendation:

1. Permit.

Party Status:

1. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Bride Parish Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.09.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the following drawn information, all dated 08 August 2012:

CC1 - A3 sheet – Location Plan CC2 - A3 sheet – Proposed Plan 1:100 CC3 - A3 sheet – Replacement Windows and Doors CC4 - A3 sheet – Window & Doors Photo Sheet

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 12 November 2012

Determining officer (delete as appropriate)

Signed: ... Anthony Holmes Senior Planning Officer

Signed: ... Michael Gallagher Director of Planning and Building Control

Signed: ... Sarah Corlett Senior Planning Officer

Signed: ... Jennifer Chance Development Control Manager